Pinetree Hill Condo Review: Easy Access by Car to Holland Village and Bukit Timah Road

Ulu Pandan might not have a very reassuring name for homebuyers craving convenience, but that hasn’t deterred Pinetree Hill condo buyers.

United Venture Development, a joint venture by UOL Group and Singapore Land Group, sold 37.5% of the units released at the launch of the 99-year condo development at Pine Grove, in the Ulu Pandan area. The development is scheduled to receive its Temporary Occupation Permit (TOP) on 30 September 2027.

This development is not to be confused with Nava Grove, the second condo launch on Pine Grove after Pinetree Hill condo, slated to receive its TOP in 2028. Let’s see if Pinetree Hill is worth considering as a home or investment.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Pinetree Hill Condo Price

At Pinetree Hill’s launch weekend on 15 and 16 July 2023, the 400 units released were priced at an average of $2,460 psf. The highest psf price for a transaction made during the launch was $2,700 psf, for a 5-bedroom unit.

Currently, Pinetree Hill units being put up for sale range from $1,267,000 to $7,971,000, translating to a psf price of $2,138 to $2,840 psf. 3-room units measuring 797 to 1,216 sqft are currently listed on PropertyGuru for $1,950,000 to $2,991,000, or $2,138 to $2,601 psf.

Let’s look at another condo in the area to see how capital appreciation over the years has been. At Pine Grove, a 99-year leasehold condo located at, you guessed it, Pine Grove, units are being sold for $1,280,000 to $2,350,000, or $970 to $1,251 psf on PropertyGuru. 3-bedroom units measuring 1,668 to 1,926 sqft are being advertised for $1,650,000 to $2,350,000, or $970 to $2,251 psf.

Pine Grove is much older than Pinetree Hill, having received its TOP in 1984, and thus commands significantly lower prices. However, it has still seen good capital gains over the past 10 years, which bodes well for Pinetree Hill.

Pinetree Hill Condo Site Plan

You can find the Pinetree Hill site plan here. The site plan shows the layout of the various shared amenities and residential blocks within the estate.

Pine Tree Hill has a comprehensive range of condo amenities, including swimming pools, a gym, a tennis court, a barbecue pavilion and a karaoke room. It also has a half basketball court, which is a rare offering.

Pinetree Hill Condo Location

Pinetree Hill’s location is at Pine Grove in the Ulu Pandan area. For those with their own vehicle, Ulu Pandan offers easy access to the city centre via Holland Road, with Orchard Road located just 11 minutes away by car.

However, connectivity is a bit more complicated via public transport, as the nearest MRT station, Dover, is a 15-minute walk away. However, once one arrives at the MRT station, the journey is fairly simple as Dover connects directly to Raffles Place, with no line changes needed.

Pinetree Hill is well-situated for families with kids as there are many prestigious schools located nearby, including Henry Park Primary School, which is within walking distance. The development is also located within easy reach of the elite schools on the Bukit Timah belt like Methodist Girls’ School, Nanyang Girls’ High School and Hwa Chong Institution, as well as those at Dover like Anglo Chinese School (Independent) and Fairfield Methodist School.

In terms of shopping and lifestyle amenities, Pinetree Hill benefits from the proximity of Holland Village, which is a quick bus ride away. However, the immediate vicinity of the condo is largely residential, without much of interest within easy walking distance.

Overall, I would say that Pinetree Hill enjoys fairly easy access to the upmarket schooling and lifestyle options in the Bukit Timah and Holland area, but due to the nearest MRT station being a 15-minute walk away, it is much more convenient for those who have their own vehicle.

Pinetree Hill Condo Floor Plan

You can find the Pinetree Hill floor plans here. Pinetree Hill consists of 1- to 5-bedroom units.

1-Bedroom

The 1-bedroom units all come with a study and measure 50 sqm (538 sqft). The layout is space efficient, with a bathroom that is accessible from both the bedroom and the living/dining area. The entrance opens directly into the kitchen, and the study is a small nook accessible from the kitchen.

2-Bedroom

The 2-bedroom apartments measure 65 to 74 sqm (700 to 797 sqft), some with studies. There is just one layout that places the two bedrooms side by side. All the others place the living room in the centre, separating the two bedrooms. For units with studies, the study area varies greatly in size depending on the layout chosen. If a home office is important to you, take note.

3-Bedroom

The 3-bedroom apartments, some with studies and some without, measure 90 to 113 sqm (969 to 1,216 sqft). For those with studies, the study is placed in between the master bedroom and one of the other bedrooms. Take note of the entryway, as some are bigger than others or placed at an angle to the rest of the unit.

4-Bedroom

The 4-bedroom units measure 120 to 136 sqm (1,292 to 1,464 sqft). All come with private lifts. The larger units have much larger kitchens as well as a walk-in wardrobe for the master bedroom.

5-Bedroom

The 5-bedroom units measure 161 sqm (1,733 sqft). All four bedrooms are lined up in a row except the junior master bedroom, which is separated from the other bedrooms by the living/dining area. All units have a private lift and a walk-in wardrobe for the master bedroom.

Pinetree Hill Condo Rent Price

To get an idea of what kinds of rents Pinetree Hill will potentially be able to command when it is built, let’s look at the rents at nearby Pine Grove.

3-bedroom units at Pine Grove measuring 1,679 to 1,926 sqft are currently being put up for rent on PropertyGuru for $5,900 to $6,000. These units are comparable in size to Pinetree Hill’s 3-bedroom units. If Pinetree Hill commands the same rents, this would translate to quite an attractive rental yield.

Potential tenants include families whose children wish to attend schools in the area, as well as expats attracted to the lifestyle offerings at Holland Village.

Pinetree Hill Condo Review

The biggest advantage of Pinetree Hill’s location is that it offers easy access to Holland Road, Bukit Timah Road and by extension the city centre—if you have a car, that is. If you rely on public transport, the 15-minute walk to Dover MRT station will add quite a bit to your travel time. It doesn’t help that there is not much of interest within walking distance.

Some of the perks of the surrounding area include the numerous prestigious schools nearby, including those on the Bukit Timah belt, as well as the eateries and shopping amenities at Holland Village.

Overall, I would say that this is a good area if you have a car and school-going kids hoping to enrol at a nearby school. If you don’t have your own transport, there are more convenient options out there at the same price point.

Pinetree Hill also has the potential to be a good investment as the area has seen decent capital gains over the years, as well as an attractive rental yield.